I am in the throes of switching my existing standard mortgage to a Buy to Let Birmingham Midshires mortgage. I was told by my mortgage that I require a lawyer as part of the process. I spoke to my past Shrewsbury conveyancing firm who dealt with the legals when I initially purchased the property. The quote they've given of just over five hundred pounds has taken me by surprise as I am not require purchase conveyancing - it’s just a bog-standard refinance.
The estimate fees are a little high. If you are willing to invest time comparing prices you could trim some of the expense by perhaps a hundred pounds. On the other hand, if you were happy with the conveyancing the firm gave you couldcome to rue opting for an an untested conveyancer. Remember to ensure the conveyancer can also act for Birmingham Midshires. Do employ our search tool to locate a Shrewsbury conveyancing firm on the Birmingham Midshires conveyancing panel, which can often include conveyancing solicitors in Shrewsbury.
Our mortgage company has recommended solicitors on their panel based in Shrewsbury but I would rather choose a conveyancing lawyer in Shrewsbury or nearer to where I live. Can you help?
It is by no means the case that all Shrewsbury conveyancing firms are approved and listed on all lender’s conveyancing panel. Please make the most of our search tool to locate a Shrewsbury conveyancing conveyancer on the on the mortgage company panel.
I have been told that property searches are a common cause of stalling in Shrewsbury conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of delays during the legal transfer of property. Local searches are not likely to feature in any delay in conveyancing in Shrewsbury.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Shrewsbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Shrewsbury
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Shrewsbury is where the house is located. What do you suggest?
Flying freeholds in Shrewsbury are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Shrewsbury you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shrewsbury may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am on look out for some leasehold conveyancing in Shrewsbury. Before I set the wheels in motion I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Shrewsbury - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I invested in buying a 2 bed flat in Shrewsbury, conveyancing having been completed April 1995. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Shrewsbury with an extended lease are worth £165,000. The ground rent is £50 per annum. The lease terminates on 21st October 2102
With only 77 years left to run the likely cost is going to range between £7,600 and £8,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.